Sibling Share Calculator for Inherited Property
Put in what the property is worth and how many people are sharing it, and see each share as a rupee figure rather than a fraction.
These are approximate numbers worked out from what you entered. For an exact, government approved valuation report that a bank, court, tax officer or embassy will accept, talk to us.
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Why this is the number families argue about
Almost nobody in an Indian family argues about the law of succession. They argue about what the house is worth.
One sibling has a figure from a broker who wants the listing. Another has a figure from a neighbour who sold two years ago. A third has a figure they simply feel is right. Each of them then divides their own number by the same fraction and arrives at a different answer, and the conversation goes nowhere for years.
Agreeing on the value first, from one source everybody accepts, turns an argument into arithmetic.
What comes off the top before anybody gets anything
An outstanding loan against the property is repaid before the proceeds are divided, unless the family agrees otherwise. So is the stamp duty on a transfer, the legal fees, the brokerage on a sale, and any arrears of property tax.
Those costs are shared, which surprises people. An heir who assumed their quarter of a two crore house was fifty lakh finds it is rather less once the mortgage and the duty come out.
Equal is not always what the law says
For a Hindu man dying without a will, class one heirs, which includes the widow, the children and the mother, take equal shares. Daughters have had the same rights in ancestral property as sons since 2005, and the Supreme Court has confirmed that applies regardless of when the father died.
Where there is a will, the will governs, subject to it being valid and, in Mumbai, Chennai and Kolkata, being granted probate. Muslim succession follows its own fixed shares, and Christian and Parsi succession follow other rules again.
So use this tool to see the money, and a lawyer to confirm the fractions. The two questions are genuinely separate.
Getting one valuation instead of three
When each side hires its own valuer, you get two reports, two sets of fees and a fresh argument about which report is right.
When everybody instructs the same valuer jointly, you get one number nobody can call biased, and the discussion moves on to what to actually do. Courts view a jointly instructed valuation far more favourably too, if it ever reaches that stage.
We are asked to do this regularly, and it is usually the cheapest hour a family spends. Here is what an inherited property valuation involves.
Questions people ask us
- Do daughters get an equal share in inherited property?
In ancestral Hindu property, yes. The 2005 amendment made daughters coparceners on the same footing as sons, and the Supreme Court has confirmed this applies whether or not the father was alive in 2005. Self acquired property left by will follows the will instead.
- Does the loan come out before or after the shares?
Before, in the normal case. The property secures the loan, so the debt is settled out of the proceeds and the heirs divide what is left. The same applies to stamp duty, brokerage and arrears of property tax.
- What if we cannot agree on the value?
Instruct one valuer together rather than one each. A jointly instructed valuation is far harder for anybody to dismiss, costs the family a single fee, and is viewed more favourably if the matter ever reaches court.
- Do we need a valuation if we are not selling?
Usually yes, if anybody is being bought out, if shares are being recorded, or if the property has to be disclosed for tax anywhere. You cannot document a share without documenting the value it is a share of.
Checked by Parish Rao, Chartered Engineer and Government Approved Valuer.
Page last checked on 27 August 2026.